7004 Jackson Ave · Kansas City, MO 64132

$110,000

3 bd · 1.0 ba · 910 sqft · SingleFamily public records · 313 Days on market

Built 1925 6,517 sqft lot $121/sqft · 10% above area Est $100k · 10% over ↓ 21% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.1/30.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• 1% rule +6.3/10.0
• Livability +3.9/5.0
• ARV discount +3.2/15.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Investor special! Don't miss this beautiful home that renters will enjoy! Beautifully remodeled 3-bed, 1-bath gem. Step inside to discover a stunning kitchen and bathroom dressed in sleek ceramic tile, fresh modern finishes, and thoughtful touches throughout. You will find a pleasant surprise with your large, fully fenced backyard—perfect for pets, gatherings, or peaceful evenings. Increase value by slowly adding an outdoor living space! So much room to make that happen! With newer exterior paint and a fresh, polished look inside, this home is move-in ready. Questions? Call 816-724-2276

Key facts

• Fenced back yard
• Remodeled bathroom
• Remodeled kitchen

Tags

• FENCED BACK YARD
• REMODELED KITCHEN
• REMODELED BATHROOM
• NEWER EXTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.9% in Kansas City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#28 in MO, #2,671 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, crime F.
• Kansas City 33 (urban): math 12% / reading 24% proficiency, ranked #308 of 324 in MO (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 93 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 33% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.15%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (median comp): $100,334
• List price: $110,000
• Delta: 9.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4015 E 68th Ter	0.19mi	3/1.0	916 (+1%)	5mo	$139,900	$153	86
3608 E 72nd St	0.39mi	3/1.0	959 (+5%)	3mo	$74,900	$78	70
7127 Bales Ave	0.44mi	3/1.0	864 (-5%)	6mo	$50,000	$58	66
3822 E 68th Ter	0.26mi	2/1.0 (-1)	799 (-12%)	2mo	$110,000	$138	60
4211 E 67th Ter	0.31mi	2/1.0 (-1)	800 (-12%)	0mo	$140,000	$175	60
6926 College Ave	0.56mi	3/1.0	861 (-5%)	6mo	$72,900	$85	59
7426 Indiana Ave	0.74mi	3/1.0	874 (-4%)	2mo	$120,000	$137	57
6942 College Ave	0.56mi	3/1.5	990 (+9%)	6mo	$80,000	$81	52
7040 Agnes Ave	0.75mi	3/1.0	840 (-8%)	1mo	$99,900	$119	51
7103 Agnes Ave	0.73mi	2/1.0 (-1)	854 (-6%)	0mo	$65,000	$76	51
6947 Bellefontaine Ave	0.66mi	4/1.0 (+1)	1,019 (+12%)	5mo	$90,000	$88	40
6656 Bales Ave	0.61mi	2/1.0 (-1)	780 (-14%)	5mo	$79,000	$101	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 3.59×
• Total profit: $79,711
• Equity at exit: $99,097

10-year hold

• IRR: 28.6%
• Equity multiple: 8.11×
• Total profit: $218,991
• Equity at exit: $213,706

Cash invested: $30,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 93
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$577
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $312

Break-even live

Break-even rent $848

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $374	-5% $343	+0% $312	+5% $281	+10% $250
Rent	-10% $214	-5% $263	+0% $312	+5% $361	+10% $410
Rate	-1.0pp $367	-0.5pp $340	base $312	+0.5pp $283	+1.0pp $254

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6941 Spruce Ave Kansas City, MO	2.0	1.0	815	$950	$1.17	44d	1	0.13mi
6901 Jackson Ave Unit 6903 Kansas City, MO	3.0	1.0	1000	$1,200	$1.20	21d	1	0.13mi
6817 Cleveland Ave Kansas City, MO	2.0	1.0	779	$1,100	$1.41	44d	1	0.29mi
7115 Bales Ave Kansas City, MO	3.0	1.0	865	$1,350	$1.56	16d	1	0.41mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	24d	1	0.42mi
7036 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	810	$1,200	$1.48	3d	1	0.66mi
6703 Walrond Ave Kansas City, MO	2.0	1.0	912	$1,200	$1.32	2d	1	0.68mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	24d	1	0.72mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	44d	1	0.73mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	15d	1	0.79mi
7317 Agnes Ave Kansas City, MO	2.0	1.0	767	$895	$1.17	24d	1	0.81mi
7412 Bellefontaine Ave Unit A Kansas City, MO	2.0	1.0	780	$1,200	$1.54	3d	1	0.84mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	21d	1	0.86mi
2422 E 70th Ter Kansas City, MO	2.0	1.0	748	$1,356	$1.81	13d	1	1.00mi
7411 Montgall Ave Kansas City, MO	3.0	1.0	840	$1,200	$1.43	44d	1	1.03mi
2421 E 67th Ter Kansas City, MO	2.0	1.0	816	$1,125	$1.38	16d	1	1.07mi
2430 E 67th Ter Kansas City, MO	3.0	2.0	960	$1,195	$1.24	44d	1	1.07mi
3604 E 61st St Unit 3604 Kansas City, MO	3.0	1.0	875	$1,300	$1.49	44d	1	1.18mi
4250 E 60 Ter Unit 4250 Kansas City, MO	2.0	1.0	783	$895	$1.14	24d	1	1.21mi
2120 E 68th Ter Kansas City, MO	2.0	1.0	930	$1,200	$1.29	24d	1	1.23mi
6029 Indiana Ave Kansas City, MO	2.0	1.0	832	$1,150	$1.38	44d	1	1.25mi
1831 E 68th St Kansas City, MO	3.0	1.0	1043	$1,250	$1.20	16d	1	1.40mi
7427 Arleta Blvd Kansas City, MO	2.0	1.0	805	$1,150	$1.43	44d	1	1.43mi
1805 E 67th St Kansas City, MO	2.0	1.0	1064	$1,200	$1.13	16d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $110,000 Active 313 DOM
2. 2026-06-17
   days on market $110,000 Active 312 DOM
3. 2026-06-16
   days on market $110,000 Active 311 DOM
4. 2026-06-15
   days on market $110,000 Active 310 DOM
5. 2026-06-13
   days on market $110,000 Active 308 DOM
6. 2026-06-09
   days on market $110,000 Active 304 DOM
7. 2026-06-08
   days on market $110,000 Active 303 DOM
8. 2026-06-07
   days on market $110,000 Active 302 DOM
9. 2026-06-05
   days on market $110,000 Active 299 DOM
10. 2026-06-03
    days on market $110,000 Active 298 DOM
11. 2026-06-02
    days on market $110,000 Active 297 DOM
12. 2026-05-31
    days on market $110,000 Active 296 DOM
13. 2026-05-07
    price $110,000 599-char remark

    Show marketing remark (599 chars)

    Investor special! Don't miss this beautiful home that renters will enjoy! Beautifully remodeled 3-bed, 1-bath gem. Step inside to discover a stunning kitchen and bathroom dressed in sleek ceramic tile, fresh modern finishes, and thoughtful touches throughout. You will find a pleasant surprise with your large, fully fenced backyard—perfect for pets, gatherings, or peaceful evenings. Increase value by slowly adding an outdoor living space! So much room to make that happen! With newer exterior paint and a fresh, polished look inside, this home is move-in ready. Questions? Call 816-724-2276

14. 2026-03-16
    price $115,000 599-char remark

    Show marketing remark (599 chars)

    Investor special! Don't miss this beautiful home that renters will enjoy! Beautifully remodeled 3-bed, 1-bath gem. Step inside to discover a stunning kitchen and bathroom dressed in sleek ceramic tile, fresh modern finishes, and thoughtful touches throughout. You will find a pleasant surprise with your large, fully fenced backyard—perfect for pets, gatherings, or peaceful evenings. Increase value by slowly adding an outdoor living space! So much room to make that happen! With newer exterior paint and a fresh, polished look inside, this home is move-in ready. Questions? Call 816-724-2276

15. 2026-01-01
    price $120,000 599-char remark

    Show marketing remark (599 chars)

    Investor special! Don't miss this beautiful home that renters will enjoy! Beautifully remodeled 3-bed, 1-bath gem. Step inside to discover a stunning kitchen and bathroom dressed in sleek ceramic tile, fresh modern finishes, and thoughtful touches throughout. You will find a pleasant surprise with your large, fully fenced backyard—perfect for pets, gatherings, or peaceful evenings. Increase value by slowly adding an outdoor living space! So much room to make that happen! With newer exterior paint and a fresh, polished look inside, this home is move-in ready. Questions? Call 816-724-2276

16. 2025-11-08
    price $125,000 599-char remark

    Show marketing remark (599 chars)

    Investor special! Don't miss this beautiful home that renters will enjoy! Beautifully remodeled 3-bed, 1-bath gem. Step inside to discover a stunning kitchen and bathroom dressed in sleek ceramic tile, fresh modern finishes, and thoughtful touches throughout. You will find a pleasant surprise with your large, fully fenced backyard—perfect for pets, gatherings, or peaceful evenings. Increase value by slowly adding an outdoor living space! So much room to make that happen! With newer exterior paint and a fresh, polished look inside, this home is move-in ready. Questions? Call 816-724-2276

17. 2025-09-29
    status Active 599-char remark

    Show marketing remark (599 chars)

    Investor special! Don't miss this beautiful home that renters will enjoy! Beautifully remodeled 3-bed, 1-bath gem. Step inside to discover a stunning kitchen and bathroom dressed in sleek ceramic tile, fresh modern finishes, and thoughtful touches throughout. You will find a pleasant surprise with your large, fully fenced backyard—perfect for pets, gatherings, or peaceful evenings. Increase value by slowly adding an outdoor living space! So much room to make that happen! With newer exterior paint and a fresh, polished look inside, this home is move-in ready. Questions? Call 816-724-2276

18. 2025-09-16
    historical Active Under Contract 599-char remark

    Show marketing remark (599 chars)

    Investor special! Don't miss this beautiful home that renters will enjoy! Beautifully remodeled 3-bed, 1-bath gem. Step inside to discover a stunning kitchen and bathroom dressed in sleek ceramic tile, fresh modern finishes, and thoughtful touches throughout. You will find a pleasant surprise with your large, fully fenced backyard—perfect for pets, gatherings, or peaceful evenings. Increase value by slowly adding an outdoor living space! So much room to make that happen! With newer exterior paint and a fresh, polished look inside, this home is move-in ready. Questions? Call 816-724-2276

19. 2025-09-03
    price $129,000 599-char remark

    Show marketing remark (599 chars)

    Investor special! Don't miss this beautiful home that renters will enjoy! Beautifully remodeled 3-bed, 1-bath gem. Step inside to discover a stunning kitchen and bathroom dressed in sleek ceramic tile, fresh modern finishes, and thoughtful touches throughout. You will find a pleasant surprise with your large, fully fenced backyard—perfect for pets, gatherings, or peaceful evenings. Increase value by slowly adding an outdoor living space! So much room to make that happen! With newer exterior paint and a fresh, polished look inside, this home is move-in ready. Questions? Call 816-724-2276

20. 2025-08-08
    listed $139,000 Active 599-char remark

    Show marketing remark (599 chars)

    Investor special! Don't miss this beautiful home that renters will enjoy! Beautifully remodeled 3-bed, 1-bath gem. Step inside to discover a stunning kitchen and bathroom dressed in sleek ceramic tile, fresh modern finishes, and thoughtful touches throughout. You will find a pleasant surprise with your large, fully fenced backyard—perfect for pets, gatherings, or peaceful evenings. Increase value by slowly adding an outdoor living space! So much room to make that happen! With newer exterior paint and a fresh, polished look inside, this home is move-in ready. Questions? Call 816-724-2276

21. 2024-05-16
    soldstatus
22. 2024-02-15
    soldstatus
23. 1995-10-17
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $569 · $47/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$498/yr (+$42/mo · 87.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,916
• − Mortgage interest: −$6,162
• − Property taxes: −$569
• − Insurance: −$550
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,200
• Taxable income: $2,049
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $3,251/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Kansas City 33
• NCES district ID: 2916400
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 24% ▬ 0.00%
• Median HH income: $35,227
• Composite: 14.8/100
• National rank: #9387
• State rank: #308 of 324 in MO

Livability — Kansas City

• Score: 78/100
• State rank: #28
• US rank: #2671

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kansas City, MO
• County: Jackson County · 687,798 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 12,084
• Household income: $45,622
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 679.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 719,589 people
• By 2030: 731,456 · +1.6%
• By 2040: 746,689 · +3.8%
• By 2050: 749,289 · +4.1%
• By 2075: 736,227 · +2.3%
• By 2100: 668,210 · -7.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 16% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Jackson

• 2024 margin: D (+19.3) · D 58.9% · R 39.5% · Other 1.6%
• 2008→2024 swing: -6.1pp toward R · 2008: 25.4pp · 2024: 19.3pp
• All cycles: 2024: D+19.3 2020: D+22.0 2016: D+16.6 2012: D+19.0 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 79.13%
• Current HPI: 414.4305
• Rent YoY: ▲ 2.98%
• Metro: Kansas City, MO-KS
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

-20.9% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $110,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $115,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-01 Price Changed $120,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-08 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-29 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-09-16 Contingent — Heartland MLS as Distributed by MLS Grid
• 2025-09-03 Price Changed $129,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-08 Listed $139,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-16 Sold (Public Records) — Public Records
• 2024-02-15 Sold (Public Records) — Public Records
• 1995-10-17 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $569 · +2.6% YoY. Source: county tax records.